Rita Tarvin Rocket win streak reaches five G-Men ascend to 4-0 in SBAAC National Division with win at Williamsburg Jays soar to 3-1 with win at North Adams Young Lady Jays improving as season progresses Mary J Yockey Callie J Maynard Windle Blanton Daisy D Nevels RULH HS students visit Jungle Jims Aberdeen Council has busy end of the year River Village Christmas celebration begins SR 41 now open Gast’s three-point shower drowns the Tigers Lady Rockets capture wins over Ripley, Batavia Keplinger signs with Shawnee State Warriors down the Devils, fall to the Greyhounds Broncos edge out Williamsburg, 53-50 Carol S Newman John E Short RULH Elementary names ‘Go Green’ Students RE/MAX Local Experts opens in Williamsburg RULH wraps up ‘No Shave November’ fundraiser Eleven indicted by Brown County Grand Jury Donald C Vance John C Morris Rebecca E Simpson Hot start sets pace for Broncos’ 85-40 win over CNE G-Men get off to 1-1 start Lady Rockets start off season with tough string of road games Basketball Special: 2017-18 Katherine J Wolfe Virginia J Germann Rev Commadora Manning Mona K Kirker Ohio Rural Heritage Association donates to Food Pantry RULH FCCLA attends meeting in D.C. RULH MS students try ‘Tabletop Twitter’ Ripley Village Christmas update Bonita Planck Carol J Wagner Christopher O Richey Sr Five new members to enter WBHS Athletic Hall of Fame Blue Jays ready to soar under Woodward Fischer named to OPSWA All-Ohio First Team of football all-stars High school girls’ hoop action kicks off in Brown County Formation of new joint Fire & EMS District discussed RULH students learn about ‘Global Food’ Personal financial management class at RULH High School Dale G Ferriel John E Slack Nicholas A Arthur Bonnie J Roush Charles E Faul Phyllis A Mills Carl L Watson Marc W Bolce Robert R Moore Robert K King June R Williams William T Ishmael Sr Deborah J Napier High school hoop action begins Fayetteville SAY Girls Wing Soccer Team finishes season among state’s Final Four Devils visit Georgetown for OHSAA Foundation Games Grandfather charged in boy’s death ‘Real Money’ at RULH Middle School Ripley High School celebrates Veterans Day Reward increases for information leading to conviction in Stykes’ murder Ripley Village Christmas update Kenneth M McKinley Vilvens signs with Mount St. Joseph SBAAC awards girls tennis all-stars Layman inducted into Miami University Athletic Hall of Fame SBAAC hands out awards to First Team girls’ soccer all-stars John D Marks Aberdeen Police Department receives ‘Shop With a Cop’ donation Benefit to take place Nov. 17 for Grace Copple St. Michael students take part in Community Soup Supper Voters return Worley to the bench Ruby A Ratliff Donna J Moore Stella M Glasscock Ellen L Gelter Alverda T Guillermin Justin N Beach EHS dedicates ‘Kiser Court’ SBAAC awards First Team football all-stars, winning teams Sizer earns SBAAC American Division Volleyball Player of Year honors for 3rd straight year Broncos to host Blue Jays for OHSAA ‘Jimmy Young’ Foundation Game, Nov. 17 Vern W Kidd Jr Brown County Election Results – 2017 Michael D Hines Raymond W Napier Leslie E Boyle Gary L Barber RULH NHS welcomes new inductees K-9 Units and handlers visit RULH High School EMS members honored for service Road work on Ripley streets to begin

Ohio Farm Bureau looks for alternatives to enact CAUV changes

After months of administrative stalemate, the Ohio Farm Bureau Federation is taking their campaign to fix Current Agricultural Use Value to the Ohio General Assembly.

Both the Ohio House of Representatives and Ohio Senate introduced identical bills backed by the OFBF into their respective chambers on November 17 and November 18, respectively, looking to make adjustments to the complex CAUV formula. The OFBF believes that these adjustments will help lower taxes on Ohio farmers, allowing them to continue their business even in a tough economic market.

“Farm bureau’s goal is to improve the accuracy of the formula,” Amy Milam, Director of Legal Education at OFBF said. “I think these are going to be good steps towards that.”

CAUV is a real estate tax reduction program in Ohio that provides farmers who meet certain agricultural qualifications the ability to pay less than market value for their land, making it easier for them to keep their farms in business. To qualify for CAUV, a farmer must have “ten or more acres must be devoted exclusively to commercial agricultural use,” or if they have less than ten acres “devoted exclusively to commercial agricultural use, the farm must produce an average yearly gross income of at least $2,500,” according to the Ohio Department of Taxation.

CAUV uses a formula that takes into account five factors that impacts the income producing potential of farmland, according to the Department of Taxation’s CAUV fact sheet. The five factors are producing potential of farmland: crop prices, crop yields, interest (capitalization) rates, cropping patterns and non-land production costs. The formula takes these factors into account and looks at the last seven year’s of a farmer’s production, cuts off the best year and the worst year, and then averages out the five middle years to determine each farmer’s agriculture real estate taxes.

As of 2014, the market value of an acre of land in Brown County was $2,436, but with CAUV reductions, a farmer with an acre of land would only have to pay an average of $888. That’s a 63.5 percent reduction of market value.

Every three years, CAUV valuations are recalculated across the state. The recalculations are staggered across the three years so that not everyone is feeling the affects of tax reduction changes, whether positively or negatively, at the same time. Brown County’s recalculating year is in 2015, with new tax numbers beginning on Jan. 1, 2016. According to Brown County Auditor Jill Hall, the Department of Taxation’s recalculations will see most farmers in Brown County who qualify for CAUV pay around twice as much in taxes next year as they did in the previous three years.

In November 2014, the OFBF made a series of recommendations to the Department of Taxation to adjust the formula. According to the Department of Taxation, two recommendations from the OFBF were adopted last March; using more current data for crop yields, crop prices, and production costs, and making adjustments to the capitalization rate.

But the OFBF felt there were other adjustments to make, and in May requested more changes from the Department of Taxation. After months of gridlock in Columbus, the OFBF decided it was time to go through legislative means to pass their agenda.

According to Milam, the bills would further adjust the capitalization calculations as well as set land set aside as conservation land at the lowest taxable rate.

“Both of these bills look at two specific recommendations we made in May,” Milam said. “One is to use a more accurate method of capitalization rate in the formula by removing some non-farm factors that are being used, such as appreciation and equity build up. The second item in the bills is for conservation land is to be valued at the lowest soil value.

“It’s looking at land that’s being used for conservation practices for at least three years. Additionally, this is going to the valuation of these conservation practices. Land enrolled in the federal conservation retirement program has no acreage limit on that. With respect to land not in a federal conservation program, currently the statute states up to 25 percent of the CAUV acreage can be used for these practices.”

The bill in the Ohio Senate is sponsored by State Senator Cliff Hite (R-Senate District 1) and the bill in the Ohio House of Representatives is sponsored by State Representative Brian Hill (R-Representative District 97). Brown County’s State Representative Doug Green (R-Representative District 66) is a co-sponsor of the bill.

According to an OFBF press release, the OFBF wants to change some assumptions in the formula that they feel inaccurately values farmland.

“The organization is challenging two inaccurate assumptions in the CAUV formula’s capitalization rate: that land is a short-term investment and that it becomes more valuable as its mortgage is paid down,” the press release states. “The two bills would prohibit certain non-agricultural factors from being used in the CAUV formula and remove disincentives for farmers to engage in certain conservation practices.

“The current CAUV formula assumes land is held for only five years when in reality farmland is typically held for decades and across multiple generations. Currently, there are non-use factors in the formula that inflate farmland value by assuming land appreciates and landowners achieve equity buildup at predetermined rates. But these have nothing to do with the agricultural use of the land. In both bills, the use of equity buildup and appreciation factors would be prohibited.

“Also in the bills are stipulations that CAUV land used for a conservation practice or enrolled in a federal land retirement or conservation program for at least three years be valued at the lowest of the values assigned on the basis of soil type. This requirement would encourage practices that protect the environment and water quality. Currently, farmers are discouraged from idling land because it is taxed as though it is producing crops. Farm Bureau believes taxing conservation lands at the CAUV minimum value is appropriate because conservation lands are non-producing.”

According to Green, for any major changes to impact CAUV, it would take a constitutional amendment. As such, all the OFBF and state can do is tweak the formula here and there.

“The impact that the CAUV progrma has had on the farmers of late has been pretty crucial…pretty severe. There is so little we can do but there are little things to tweak it to make it less severe and to make an impact both when the market goes up and market goes down. As the market goes down the tax values will decline as well. But it is a slow response because it’s a seven year process.

“The chairman of the agricultural committee, Brian Hill asked if I would be a co-sponsor on the bill. I’m always trying to make a positive impact on the farming community.”

Green said he had no timeline for when the bill would be referred to committee or make the floor, but did confirm that it would not have time to go up for a vote in the Ohio House of Representatives before the end of 2015.

Brown County Auditor Jill Hall is hosting a forum on Thursday, December 10 at 7:00 p.m. at Southern State Community College’s Mt. Orab campus for farmers who qualify for CAUV to ask questions about their tax changes and the reasons behind it. It’s important to note that Hall does not make the changes to CAUV values, but the Department of Taxation does.

Milam will also be at the event representing the OFBF.

Two bills were introduced last week in the Ohio House and Ohio Senate, seeking to improve the accuracy of the CAUV formula.
http://ripleybee.com/wp-content/uploads/2015/11/web1_GeorgetownFarm1-DanielKarell-2.jpgTwo bills were introduced last week in the Ohio House and Ohio Senate, seeking to improve the accuracy of the CAUV formula.
Dual bills in Ohio House and Senate seek CAUV changes

By Daniel Karell

dkarell@civitasmedia.com

Reach Daniel Karell at 937-378-6161. Follow him on Twitter @GNDKarell

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